PC- Item 4B - Design Review 00-89 - Modification 888 Montebello BlvdROSEMEAD PLANNING COMMISSION
STAFF REPORT
TO: THE HONORABLE CHAIRWOMAN AND MEMBERS OF THE
ROSEMEAD PLANNING COMMISSION
FROM: PLANNING DIVISION
DATE: JULY 6, 2009
SUBJECT: DESIGN REVIEW 00-86 (MODIFICATION)
888 MONTEBELLO BOULEVARD
Summary
AKC Services, Inc, has submitted a Design Review application for the installation of a
new 17-foot tall freestanding sign at the Double Tree Hotel, located at 888 Montebello
Boulevard in the C3-D (Medium Commercial with a Design Overlay) zone.
Environmental Determination:
Section 15311(a) of the California Environmental Quality Act (CEQA) exempts projects
that consist of the construction or replacement of minor structures accessory to
(appurtenant to) existing commercial, industrial, or institutional facilities, including but
not limited to on-premise signs. Accordingly, Design Review 00-86 (Modification) is
classified as a Class 11 Categorical Exemption pursuant to Section 15311(a) of CEQA
guidelines.
Municipal Code Requirements
Section 17.72.030 of the Rosemead Municipal Code (RMC) states that design review
procedures shall be followed for all improvements requiring a building permit or visible
changes in form, texture, color, exterior fagade or landscaping.
Section 17.72.050 provides the criteria by which the Planning Commission may
approve, approve with conditions, or deny an application:
• The plans indicate proper consideration for the relationship between the
proposed structure and site developments that exist or have been approved for
the general neighborhood;
• The plan for the proposed structure and site development indicates the manner
in which the proposed development and surrounding properties are protected
against noise, vibrations, and other factors which may have an adverse effect on
the environment, and the manner of screening mechanical equipment, trash,
storage and loading areas.
Planning Commission Meeting
July 6, 2009
Page 2 of 12
• The proposed structure or site development is not, in its exterior design and
appearance, so at variance with the appearance of other existing building or site
developments in the neighborhood as to cause the nature of the local
environment to materially depreciate in appearance and value.
• The proposed building or structure is in harmony with the proposed
developments on land in the general area, especially those instances where
buildings are within or adjacent to land shown on the General Plan as being part
of the Civic Center or in public or educational use, or are within or immediately
adjacent to land included within any precise plan which indicates building shape,
size or style.
• The proposed development is in conformity with the standards of this code and
other applicable ordinances in so far as the location and appearance of the
buildings and structures are involved; and
• The site plan and the design of the buildings, parking areas, signs, landscaping,
luminaries and other site features indicates that proper consideration has been
given to both the functional aspects of the site development, such as automobile
and pedestrian circulation, and the visual effect of the development from the view
of public streets.
Staff Recommendation
Staff recommends that the Planning Commission APPROVE Design Review
00-86 (Modification) for a period of one (1) year and adopt Resolution 09-14, subject to
conditions outlined in Exhibit "B" attached hereto.
Property History and Description
The project site is located in the south portion of the City on the southeast corner of
Town Center Drive and Montebello Boulevard, at 888 Montebello Boulevard. The site
consists of two (2) parcels, totaling approximately 227,532 square feet (5.2 acres).
According to the Building and Safety Division records, the property is currently
developed with a four-story hotel which consists of 150 guest rooms, staff offices, a gift
shop, a restaurant, a lounge area and a meeting room. Access to the hotel is through
Montebello Boulevard. Over the years a number of entitlements and building permits
have been issued. The construction of the hotel was completed on November 7, 1990
and a certificate of occupancy was issued to "Sheraton Hotel Companies".
According to Planning Division records, the existing four-story hotel was initially
approved by the Planning Commission under Design Review 85-12 on-January 6, 1986.
Planning Commission Meeting
July 6, 2009
Page 3 of 12
In August of 2000, the Double Tree Hotel initiated the process to take over the hotel
operation, and new business signage was approved under Design Review 00-86 on
September 5, 2000.
Conditional Use Permit 01-820 was approved on March 5, 2001 to bring the hotel
operation into compliance with the Ordinance 604, which established regulations
allowing hotel and motel operation in the C-3 and M-1 zones, upon the granting of a
conditional use permit. The ordinance also required existing hotels to obtain such a
permit.
Most recently, on July 7, 2008, the Planning Commission approved Conditional Use
Permit 01-820 (Modification) and Design Review 07-145 for the hotel's expansion,
consisting of fifty-four (54) additional guest rooms, a new lobby, a 12,440 square-foot
ball room, and a new parking structure. The construction plans for this addition are in
the plan check process with the Planning Division.
Existing Sign Southwest Elevation
Site & Surrounding Land Uses
The project site is designated in the General Plan as Commercial and on the zoning
map it is designated C-3D (Medium Commercial with a Design Overlay) zone. The site
is surrounded by the following land uses:
Planning Commission Meeting
July 6, 2009
Page 4 of 12
North:
General Plan: California State Route 60
Zoning: California State Route 60
Land Use: California State Route 60
South:
General Plan: Commercial
Zoning: C3-D (Medium Commercial with a Design Overlay)
Land Use: Television Broadcasting Station
East:
General Plan: Commercial and Los Angeles County Unincorporated Area
Zoning: C3-D (Medium Commercial with a Design Overlay) Los Angeles County
Unincorporated Area
Land Use: Holiday Inn Express and Residential Uses
West:
General Plan:
Commercial
Zoning:
C3-D (Medium Commercial with a Design Overlay)
Land Use:
Montebello Town Center shopping mall
Administrative Analysis
The applicant has submitted a design review application to install a new 17-foot tall,
double sided, free-standing sign for the Double Tree hotel. The sign will replace an
existing 17'-5" tall sign, which is located on the south side of the Montebello Boulevard
driveway entrance, as detailed in the site plan attached as Exhibit "C". All other existing
signage onsite will remain unchanged.
The proposed sign incorporates a modernist design, with clean and simple lines, which
will enhance the appearance of the hotel entrance. As shown in the attached sign
elevations, labeled Exhibit "C," the main body of the sign will be fabricated of .125" thick
aluminum panels, which will be painted a teal color (PMS 323). A dark red 12" wide
vertical side panel will be incorporated into the left side of the sign.
The sign will be divided into three (3) main sections, two sign panels and the monument
sign base. The top section measures 8'-0" tall and will be designated for the "Double
Tree" hotel logo. The middle section measures 4'-2" tall and is proposed for the existing
restaurant tenant signage. The sign base measures 4'-9" tall. The sign measures an
overall width of 8'-6".
All proposed sign copy will include internally illuminated, routed out white plex (plastic)
lettering. For night visibility, only the logo and sign lettering will be illuminated with
fluorescent lamps.
Rosemead Municipal Code Section 17.104.030 limits the maximum height of
freestanding signs in any commercial or industrial zone at thirty five (35) feet.
Furthermore, the municipal code limits the total sign area of any freestanding sign to
two hundred (200) square feet. The proposed monument sign is 17-feet tall, and has a
Planning Commission Meeting
July 6, 2009
Page 5 of 12
total sign area of approximately one hundred forty five (145) square feet. Therefore,
staff has determined that the proposed sign would be in compliance the City's sign
regulations.
Conclusion
The subject site has high visibility due to its location along the Pomona 60-Freeway and
being adjacent to the Montebello Town Center. Staff feels that the proposed new sign
will benefit the surrounding businesses and bring significant aesthetic enhancements to
the subject property. The sign will be a positive addition to the site because it will
contribute to the improvement of the general area, which is consistent with the goals
and policies of the Land Use Element of the City's General Plan.
Public Notice Process
This item has been noticed through the regular agenda notification process, which
includes a 300-foot property owner public hearing notice, and postings of the notice at
the six (6) public locations and on the subject site.
Prepar
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Associate Planner
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Planner
EXHIBITS:
A. Resolution 09-14
B. Conditions of Approval
C. Sign Elevation plans
D. Assessor Parcel Map (APNs: 5271-002-061 & 063)
Planning Commission Meeting
July 6, 2009
Page 6 of 12
EXHIBIT "A"
PC RESOLUTION 09-14
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
APPROVING DESIGN REVIEW 00-86 (MODIFICATION) FOR THE
INSTALLATION OF A NEW 17-FOOT TALL MONUMENT SIGN AT THE
DOUBLE TREE HOTEL, LOCATED AT 888 MONTEBELLO
BOULEVARD IN THE C3-D (MEDIUM COMMERCIAL WITH A DESIGN
OVERLAY) ZONE (APNS: 5271-002-061 & 063).
WHEREAS, on June 4, 2009, AKC Service Inc., filed an application for removal
of an existing 17'-5"-foot tall freestanding sign and installation of a new 17-foot tall
monument sign for the Double Tree Hotel, located at 888 Montebello Boulevard; and
WHEREAS, 888. Montebello Boulevard is located in the C-3D (Medium
Commercial with a Design Overlay) zoning district; and
WHEREAS, Section 17.72.050 of the Rosemead Municipal Code (RMC)
provides the purpose and criteria for a design review; and
WHEREAS, Sections 65800 & 65900 of the California Government Code and
Section 17.72.050 of the Rosemead Municipal Code authorize the Planning
Commission to approve, conditionally approve or deny design review applications; and
WHEREAS, on June 25, 2009, fifty-four (54) notices were sent to property
owners within a 300-foot radius from the subject property, in addition to notices posted
in six (6) public locations and on-site, specifying the availability of the application, plus
the date, time and location of the public hearing for Design Review 00-86 (Modification);
and
WHEREAS, on July 6, 2009, the Planning Commission held a duly noticed and
advertised public hearing to receive oral and written testimony relative to Design Review
00-86 (Modification and
WHEREAS, the Rosemead Planning Commission has sufficiently considered all
testimony presented to them in order to make the following determination.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Rosemead as follows:
SECTION 1. The Planning Commission HEREBY DETERMINES that Design
Review 00-86 (Modification) is classified as a Class 11 Categorical Exemption pursuant
to Section 15311(a) of CEQA guidelines. Section 15311(a) of the California
Planning Commission Meeting
July 6, 2009
Page 7 of 12
Environmental Quality Act exempts projects that consist of the construction or
replacement of minor structures accessory to (appurtenant to) existing commercial,
industrial, or institutional facilities, including but not limited to on-premise signs.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES
that facts do exist to justify approving Design Review 00-86 (Modification) in accordance
with Section 17.72.030 et seq., of the Rosemead Municipal Code as follows:
A. The plans indicate proper consideration for the relationship between the
proposed building and site developments that exist or have been approved for the
general neighborhood;
FINDING: The proposed sign has been developed to reflect uniform design
elements of the property and to ensure a harmonized and attractive environment. The
proposed new sign will be designed to meet current industry standard materials. The
overall sign design will improve the general visual appearance of the site.
B. The plan for the proposed building and site development indicates the
manner in which the proposed development and surrounding properties are protected
against noise, vibrations and other factors which may have an adverse effect on the
environment, and the manner of screening mechanical equipment, trash, storage and
loading areas.
FINDING: The new free-standing sign has been determined to be appropriate to
the subject site and complementary to the existing hotel. Once the new sign is installed
and operational, the signage will be silent in nature and will not.adversely affect
surrounding properties.
C. The proposed building or site development is not, in its exterior design and
appearance, so at variance with the appearance of other existing buildings or site
developments in the neighborhood as to cause the nature of the local environment to
materially depreciate in appearance and value;
FINDING: The proposed sign improvement is in line with contemporary designs
found in other commercial sites in the San Gabriel Valley region. The new sign
incorporates a modernist design, with clean and simple lines, which will enhance the
appearance of the hotel entrance. For night time visibility, only the logo and sign
lettering will be illuminated.
D. The proposed building or structure is in harmony with the proposed
developments on land in the general area, especially in those instances where buildings
are within or adjacent to land shown on the General Plan as being part of the Civic
Center or in public or educational use, or are within or immediately adjacent to land
included within any precise plan which indicates building shape, size or style.
Planning Commission Meeting
July 6, 2009
Pape 8 of 12
FINDING: The proposed sign will create a development that is aesthetically
pleasing and will enhance land values in the general area. The proposed sign will
upgrade the existing signage onsite with higher quality building materials. The
proposed signage will also provide an attractive cohesive architectural style and color
scheme that will substantially improve the visual appearance of the site. Lastly, the
property is not part of a civic center plan, precise plan, or land reserved for public or
educational use.
E. The proposed development is in conformity with the standards of this code
and other applicable ordinances in so far as the location and appearance of the
buildings and structures are involved.
FINDING: This proposed development meets all of the minimum code
requirements for the C3-D (Medium Commercial with a Design Overlay) zone, and all
standards for signage in Section, 17.104 of the Rosemead Municipal Code. The
Municipal Code limits the height of free-standing signs to 35-feet and to sign area to 200
square feet. The proposed sign measures 17' tall and has an approximately sign area of
145 square feet.
F. The site plan and the design of the buildings, parking areas, signs,
landscaping, luminaries, and other site feature indicates that proper consideration has
been given to both the functional aspects of the site development, such as automobile
and pedestrian circulation, and the visual effect of the development from the view of
public streets.
FINDING: The proposed new sign will not affect automobile and pedestrian
circulation. The sign will replace an existing larger sign which is located approximately
26'-8" from the main hotel entrance located on Montebello Boulevard. The sign will be
set back 7 feet from the edge of curb. The new sign will improve the visual effect of the
site from the view of the public streets, primarily on Montebello Boulevard and Town
Center Drive.
SECTION 3. The Planning Commission HEREBY APPROVES Design Review
00-86 (MODIFICATION) for removal of an existing 17-foot freestanding sign and
construction of a new 17-foot freestanding sign for Double Tree Hotel, located at 888
Montebello Boulevard, subject to conditions listed in Exhibit "B" attached hereto and
incorporated herein by reference.
SECTION 4. This action shall become final and effective ten (10) days after this
decision by the Planning Commission, unless within such time a written appeal is filed
with the City Clerk for consideration by the Rosemead City Council as provided in
Article IX - Planning and Zoning of the Rosemead Municipal Code.
Planning Commission Meeting
July 6, 2009
Page 9 of 12
SECTION 5. This resolution is the result of an action taken by the Planning
Commission on July 6, 2009, by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
SECTION 6. The secretary shall certify to the adoption of this resolution and
shall transmit copies of same to the applicant and the Rosemead City Clerk.
PASSED, APPROVED and ADOPTED this 6th day of July, 2009.
Diana Herrera, Chairwoman
CERTIFICATION
I hereby certify that the foregoing is a true copy of a resolution adopted by the Planning
Commission of the City of Rosemead at its regular meeting, held on the 6th day of July,
2009 by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
Sheri Bermejo, Secretary
Planning Commission Meeting
July 6, 2009
Page 10 of 12
EXHIBIT "B"
DESIGN REVIEW 00-86 (MODIFICATION)
888 MONTEBELLO BOULEVARD
(APNs: APN: 5271-002-061, & 063
CONDITIONS OF APPROVAL
JULY 6, 2009
1. Design Review 00-86 (Modification) is approved for removal of an existing
17'-5"-foot tall monument sign and installation of a new 17-foot tall
monument sign for the existing Double Tree Hotel to be developed in
accordance with the plans marked Exhibit "C", dated June 4, 2009. Any
revisions to the approved plans must be resubmitted for the review and
approval of the Planning Division.
2. The conditions listed on this exhibit shall be copied directly onto any
development plans subsequently submitted to the Planning and Building
Divisions for review.
3. Design Review 00-86 (Modification) is approved for one (1) year from the
Planning Commission approval date. The applicant shall make progress
towards initiation of proposed sign, or request an extension from the
Planning Division within 30-calender days prior to expiration date.
Otherwise Design Review 00-86 (Modification) shall become null and void.
4. The Planning Commission hereby authorizes the Planning Division to make
and/or approve minor modifications.
5. All conditions must be complied with to the satisfaction of the Planning
Division prior to final approval of the associated plans, building permits,
occupancy permits, or any other appropriate request.
6. Design Review 00-86 (Modification) is granted or approved with the City and
its Planning Commission and City Council retaining and reserving the right
and jurisdiction to review and to modify the permit, including the conditions
of approval based on changed circumstances. Changed circumstances
include, but are not limited to, the modification of the use, a change in
scope, emphasis, size, or nature of the use, or the expansion, alteration,
reconfiguration, or change of use. This reservation of right to review is in
addition to, and not in lieu of, the right of the City, its Planning Commission,
and City Council to review and revoke or modify any permit granted or
approved under the Rosemead Municipal Code for any violations of the
conditions imposed on Design Review 00-86 (Modification).
Planning Commission Meeting
July 6, 2009
Page 11 of 12
7. The applicant shall defend, indemnify, and hold harmless the City of
Rosemead or its agents, officers, and employees from any claim, action, or
proceeding against the City of Rosemead or its agents, officers, or
employees to attack, set side, void, or annul, an approval of the Planning
Commission and/or City Council concerning the project, which action is
brought within the time period provided by law.
8. Approval of Design Review 00-86 (Modification) shall not take effect for any
purpose until the applicant has filed with the City of Rosemead an affidavit
stating that they are aware of and accept all of the conditions set forth in the
letter of approval and this list of conditions.
9. The applicant shall comply with all Federal, State and local laws relative to
the approved use including the requirements of the Planning, Building, Fire,
Sheriff and Health Departments.
10. The onsite public hearing notice posting shall be removed within 30
calendar days from the end of the 10-day appeal period of Design Review
00-86 (Modification).
11. Building permits will not be issued in connection with this project until such
time as all plan check fees, and all other applicable fees are paid in full.
12. The numbers of the address signs shall be at least 6" tall with a minimum
character width of 1/4", contrasting in color and easily visible at driver's level
from the street. Materials, colors, location and size of such address
numbers shall be approved by the Principal Planner, or his or her designee,
prior to installation.
13. All requirements of the Building and Safety Division and the Planning
Division shall be complied with prior to the final approval of the proposed
construction.
14. All other existing signage on site (exterior wall signs) shall continue to be
subject to the conditions of approval of Design Review 00-86.
15. Prior to issuance of building permits, all school fees shall be paid. The
applicant shall provide the City with written verification of compliance from
the School District.
16. The hours of construction shall be limited from 7 a.m. to 8 p.m. Monday to
Saturday. No construction shall take place on Sundays or on any federal
holidays without prior approval by the City.
17. The Planning staff shall have access to the subject property at any time
during construction to monitor progress.
Planning Commission Meeting
July 6, 2009
Page 12 of 12
18. Applicant shall obtain a public works permit for all work in or adjacent to the
public right-of-way.
19. The site shall be maintained in a graffiti-free state. Any new graffiti shall be
removed within twenty-four (24) hours. A 24-hour, Graffiti Hotline can be
called at (626) 569-2345 for assistance.
20. The site shall be maintained in a clean, weed and litter free state in
accordance with Sections 8.32.010-8.32.040 of the Rosemead Municipal
Code, which pertains to the storage, accumulation, collection, and disposal
of garbage, rubbish, trash, and debris. All trash containers shall be stored
in the appropriate trash enclosure at all times. All trash, rubbish, and
garbage receptacles shall be regularly cleaned, inspected, and maintained
in a clean, safe, and sanitary condition.
21. The parking area, including handicapped spaces, shall be paved and re-
painted periodically to City standards to the satisfaction of the Planning
Division. In accordance with Chapter 17.84 of the Rosemead Municipal
Code, all designated parking stalls shall be double striped. Such striping
shall be maintained in a clear, visible, and orderly manner.
22. All open area not covered by concrete, asphalt, or structures shall be
landscaped and maintained on a regular basis. All landscaped areas shall
be maintained with adequate landscaping on a regular basis, including the
removal of trash and litter.
23. Signs shall comply with Chapter 17.104 of the Rosemead Municipal Code.
Window signs shall not cover more than 15% of window and glass door
areas.
24. Any disturbed landscaping surrounding the monument sign shall be re-
established to the satisfaction of the Planning Division prior to final
inspection.
25. Violations of the conditions of approval may result in citation and/or initiation
of revocation proceedings.
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